Building Details

Year built 1983

Listing Agency: Brix Realty c***@brixrealty.com Show Phone

Listed By: Micah McGahan · License #159945 Show Phone

Added: Jun 18 Changed: Jun 23 Last Checked: Aug 11 at 7:06PM

Report an Issue

MLS# 1236066

Copyright © 2026 MLSOK, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This turnkey convenience store and gas station offering includes a retail convenience component along with a residential unit on the property. The configuration is set up for day-to-day operations by an owner-operator or as an income-producing retail asset, with the store presented as ready for immediate ownership.

The property is located in Dibble, Oklahoma, on State Highway 39. Public remarks note the convenience store sits directly next to Dibble Public Schools, supporting straightforward accessibility for the surrounding community.

For tenants and buyers looking for a small-format retail and fuel concept, this combination of convenience store operations plus an on-site residential unit can be a practical fit where an operator wants to maintain flexibility on the same parcel. The location on a state highway and the stated proximity to the local school provide a commercially useful setting for a convenience-focused business serving neighborhood and daily needs.

Key Highlights

• 1983‑built convenience store and gas station with a residential unit included
• Located next to Dibble Public Schools, in the heart of town
• Convenience store operation described as turnkey and ready for immediate ownership

Financial Insights

Estimated NOI and Cap Rate

NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).

NOI / Yr

$37,137

Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.

Cap Rate

5.71%

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$742,740 $742.7K

Cap Rate 7%

$530,529 $530.5K

Cap Rate 9%

$412,633 $412.6K

Market Conditions

NOI Build-Up for 3,723 SF Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent. EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs. OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements. NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.

Gross rent

$55.8K $15.00/SF

− Vacancy

−$2.8K −$0.75/SF

EGI

$53.1K $14.25/SF

− OpEx

−$15.9K −$4.27/SF

NOI

$37.1K $9.98/SF

Area

McClain County, OK

Vacancy

5.00%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$742,740

Cap Rate 7%

$530,529

Cap Rate 9%

$412,633

Alternative Uses

Best Use

Specialty Retail

$899.9K

$787.4K – $1.05M (±1% cap)

NOI $62,993 @ 7.0% cap · market cap 9.69%

Second Best

Retail

$530.5K

$464.2K – $619.0K (±1% cap)

NOI $37,137 @ 7.0% cap · market cap 5.71%

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Grocery and convenience stores

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

10

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 73031, OK

27

Population

18

Households

1.5

Avg Household Size

51

Median Age

9%

College-Educated

50%

High-School Grad

0.1 sq mi

ZIP Area

270

Density / Sq Mi

$51,250

Median Household Income

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Turnkey convenience store and gas station with a residential unit, located on State Highway 39 near Dibble Public Schools.

Where is this grocery and convenience store located?

The property is located at 12283 State Highway 39 Dibble, OK.

What is the asking price?

The asking price for this property is $650,000.

What are key features of this property?

This property features: 1983‑built convenience store and gas station with a residential unit included; Located next to Dibble Public Schools, in the heart of town; Convenience store operation described as turnkey and ready for immediate ownership